Pass Christian Center Photo Gallery

Pass Christian serves a population of 6,307 (2020 Census data), characterized by a median age of 42 years and household income of $48,500. The community includes 25% seniors, drawn by coastal living, and growing families, fostering demand for grocery, health, and personal care services. However, slow population growth of 1.2% yearly limits scalability, and reliance on tourism introduces income volatility. Local education levels are average, with 85% high school graduates, supporting blue-collar and service-oriented retail.

The center faces direct competition from Walmart Supercenter 1.5 miles away, capturing 60% of local grocery traffic with higher footfall of 4,000+ daily. Edgewater Mall in Biloxi offers broader apparel options 15 miles distant, while downtown Pass Christian provides boutique shops for niche markets. Strengths lie in underserved convenience niches, but saturation in big-box retail and e-commerce shifts pose risks. Regional reports indicate 75% occupancy across Harrison County centers, with Pass Christian benefiting from I-10 proximity (50,000 VPD) yet challenged by post-hurricane recovery dynamics.

Leases typically span 5-7 years with 3% annual escalations and tenant improvement allowances of $20 PSF for qualified lessees. Base rents at $18 PSF NNN are competitive, but add-ons for CAM and insurance elevate effective costs to $25 PSF in flood-prone areas. Key risks include hurricane vulnerability, with historical events like Katrina (2005) disrupting operations, and infrastructure needs for updates estimated at $50 PSF. Market insights from ICSC reports highlight stable but cautious leasing amid 2% vacancy rise in coastal MS retail due to climate concerns.